urban design brief - london, ontario · 2016-07-13 · urban design brief june 8, 2016 58...

Urban Design Brief 58 Sunningdale Road West City of London Barvest Realty Inc.

June 8, 2016

Urban Design Brief June 8, 2016 58 Sunningdale Road West

Zelinka Priamo Ltd. i

TABLE OF CONTENTS

Page No.

INTRODUCTION ............................................................................................................... 1 SECTION 1 – LAND USE PLANNING CONCEPT .......................................................... 1 1.1 The Subject Lands ................................................................................................. 1

1.2 The Development Proposal .................................................................................... 2

1.3 Proposed Amendments .......................................................................................... 5

1.3.1 City of London Official Plan ......................................................................... 5

1.3.2 Sunningdale Community Plan ..................................................................... 6

1.3.3 City of London Zoning By-law Z.-1 .............................................................. 7

1.4 Design Goals and Objectives ................................................................................. 8

1.5 Design Response to City Documents ..................................................................... 8

1.5.1 City of London Official Plan ......................................................................... 8

1.5.2 City of London Commercial Urban Design Guidelines .............................. 14

1.6 Spatial Analysis .................................................................................................... 17

2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES .......................................... 20 2.1 Concept Design .................................................................................................... 20

2.2 The Public Realm ................................................................................................. 24

2.3 Sustainability Techniques ..................................................................................... 24

2.4 Appendix of Images .............................................................................................. 25


Zelinka Priamo Ltd. 1

INTRODUCTION

Zelinka Priamo Ltd. on behalf of Barvest Realty Inc. (“Barvest”) has prepared this Urban Design Brief (“UDB”) in support of applications for an Official Plan Amendment (“OPA”), Zoning By-law Amendment (“ZBA”) and Draft Plan of Subdivision to permit community commercial and residential uses in association with an application for a Plan of Subdivision for lands located at the southwest corner of the intersection of Richmond Street and Sunningdale Road West. This UDB predominately addresses the conceptual design of the commercial component of the proposed Plan of Subdivision.

SECTION 1 – LAND USE PLANNING CONCEPT

1.1 THE SUBJECT LANDS

The lands subject to the proposed applications (the “subject lands”) are located on the

southwest corner of the intersection of Richmond Street and Sunningdale Road West in

the City of London and are known municipally as 58 Sunningdale Road West (Figure 1).

The subject lands total approximately 12.47 hectares (30.82 acres) in area, and have a

frontage of approximately 287.9 meters (944.6 feet) along Richmond Street (Figure 2)

and a depth of approximately 284.0 meters (931.8 feet) along Sunningdale Road West

(Figure 3). The subject lands have a notable grade change, with the high point being

located at the southeast corner of the site, sloping down towards the west and north.

The subject lands are currently used for agricultural crop production and contain no

structures.

Figure 1 – Subject Lands



Figure 2 – Subject Lands (view southwest from Richmond Street)

Figure 3 – Subject Lands (view southeast from Sunningdale Road West)

1.2 THE DEVELOPMENT PROPOSAL

The proposed plan of subdivision for the subject lands consists of two (2) commercial

blocks, one (1) medium density residential block, forty-one (41) single-family detached

lots and two (2) remnant low-density residential blocks resulting from the existing draft

plans to the south and west. Callingham Drive, which presently terminates at the

westerly limit of the subject lands, is proposed to be extended through the subject lands

to Richmond Street and orientated in an east/west direction. Pelkey Road, that presently

terminates at the southwesterly limit of the subject lands is proposed to be extended

through the subject lands, to the proposed extension of Callingham Drive and oriented in

a north-south direction. Three (3) additional streets, Streets ‘A’, ‘B’ and ‘C’, are proposed

as part of the plan of subdivision. Street ‘A’ will be orientated in a north-south direction



and will be located between Richmond Street to the east and the proposed extension of

Pelkey Street to the west. Streets ‘B’ and ‘C’ will be orientated in an east-west direction,

located between Pelkey Road and Street ‘A’ (Figure 4).

Figure 4 – Proposed Draft Plan of Subdivision



The proposed plan of subdivision is generally in keeping with the current land use

designations in the City of London Official Plan (‘OP’) that apply to the subject lands.

Nevertheless, an OPA is required to expand the current limits of the ‘Community

Commercial Node’ designation to coordinate with the location of the proposed

commercial blocks. Moreover, a ZBA is required to implement the land use designations

that are proposed to permit development of the subject lands as contemplated. As noted

above, this UDB is predominately focused on the conceptual design of the commercial

component of the plan of subdivision. The conceptual design for the two (2) commercial

blocks will include the following:

- Commercial buildings positioned along the perimeter of the commercial blocks

and along the perimeter of principal drive aisle of the larger commercial block to

provide a consistent built edge and delineation of the street-line;

- Surface parking areas will be located internal to the commercial blocks and

centralized to allow for shared use by multiple commercial buildings;

- Commercial buildings located adjacent to intersections will have two (2)-storey

components to create focal features and frame the intersections;

- Clearly defined customer entrances will face the surface parking areas internal to

the commercial blocks and pedestrian-orientated features such as permanent

canopies and signage will be incorporated into the building facades that contain

the customer entrances;

- Building facades that face abutting streets will be articulated and have high

quality material treatments similar to the building facades that contain the

customer entrances;

- Separate driveway accesses will be provided for truck and general vehicle traffic

to mitigate potential conflicts and safety issues;

- A continuous and unimpeded system of pedestrian walkways and pedestrian

crossings will be provided. Raised pavement and painted pedestrian crossing will

distinguish pedestrian priority areas from common driving surfaces; and



- Layered landscaping will soften the transition between commercial buildings and

the abutting streets, screen surface parking areas, and visually break up large

surface parking areas.

1.3 PROPOSED AMENDMENTS

1.3.1 City of London Official Plan

The subject lands are designated a number of different land use designations, including

“Community Commercial Node”, “Multi-Family, Medium Density Residential” and “Low

Density Residential” on Schedule ‘A’ – Land Use to the OP (Figure 5). Schedule ‘C’ –

Transportation Corridors to the OP identifies Richmond Street and Sunningdale Road

West as Arterial Roads and Pelkey Road and Callingham Drive as Secondary Collector

Roads, with all other proposed roads being local roads.

Figure 5 – City of London Official Plan



The “Community Commercial Node” designation permits all types of retail uses, personal

service uses, commercial recreation establishments, financial institutions and services,

as well as, a limited range of automotive services, service-oriented office uses,

community facilities, professional and medical/dental offices and commercial and private

schools. In particular, a supermarket or food store will be an integral part of the node.

Multi-family high-density residential uses are also permitted in the “Community

Commercial Node” designation. The scale of “Community Commercial Nodes” range in

size from 13,000 sq. m to 50,000 sq. m gross floor area.

The primary permitted uses within the “Multi Family, Medium Density Residential”

designation, are row houses and cluster houses, low-rise apartment buildings, rooming

and boarding houses, emergency care facilities, converted dwellings, and small-scale

nursing homes, rest homes and homes for the aged. Single-detached, semi-detached

and duplex dwellings are also permitted. Secondary uses may include group homes,

home occupations, community facilities, funeral homes, commercial recreation facilities,

small-scale office developments and office conversions.

The primary permitted uses in the “Low Density Residential” designation are single-

family detached, semi-detached and duplex dwellings. Multiple attached dwellings, such

as row housing or cluster houses are also permitted.

Notwithstanding that the proposed plan of subdivision is generally in keeping with the

current land use designations that apply to the subject lands, an OPA is required to

expand the current limits of the “Community Commercial Node” designation to the west

and across the proposed extension of Callingham Drive to the south to correspond with

the proposed location of the commercial blocks.

1.3.2 Sunningdale Community Plan The subject lands are located within the Sunningdale planning area on Schedule ‘D’ –

Planning Areas, and subject to the policies within the Sunningdale Community Plan.

Although, the Sunningdale Community Plan was not approved by Council, the land uses

proposed within the Plan were incorporated into the Official Plan by way of Official Plan

Amendment No. 88 in 1998 and are shown on Schedule ‘A’ noted above.



1.3.3 City of London Zoning By-law Z.-1

The subject lands are zoned “Urban Reserve (UR3)” in the City of London Zoning By-law

Z.-1 (Figure 6). The UR3 zone is intended for lands that are undeveloped, but

anticipated to be developed for urban uses over the long term. The UR3 zone ensures

that the lands will be developed comprehensively, deterring premature development of

the land. A ZBA is required to apply zones to the subject lands that implement the land

use designations that are existing and proposed to apply to the subject lands and which

are representative of the form of development proposed for the subject lands. The

proposed zones are as follows: a Residential (R1-6(_)) zone variation for all single-family

detached lots with a special provision to allow a minimum interior side yard depth of 2.8

metres for dwellings two (2)-storeys or higher; a Residential (R1-6(_)) zone variation with

a Holding Provision (h-94) for the future low density residential blocks with a special

provision to allow a minimum interior side yard depth 2.8 metres for dwellings two (2)-

storeys or higher; a compound Residential (R5-7) zone variation and Residential (R6-5)

zone variation for the medium density residential block with special provisions to allow a

minimum front/exterior side yard depth of 4.5 metres; and a Community Shopping Area

(CSA4 (_)) zone variation for the two (2) commercial blocks with special provisions to

allow a minimum front/exterior side yard depth of 0.0 metres, a maximum building height

of 15 metres and a parking requirement of 1 space per 30 sq. m for all uses except office

uses.

Figure 6 – City of London Zoning By-law Z.-1



1.4 DESIGN GOALS AND OBJECTIVES

The overall goal is to develop a vacant parcel of land that is intended for urban development and provide a community commercial component that will benefit the City’s northerly gateway, contribute to an attractive streetscape presence and be compatible and complementary to existing and planned residential and commercial areas surrounding the subject lands. In order to effectively achieve this goal for the subject lands, the following design objectives have been identified:

• to create of an appropriate and attractive gateway proximate to the northerly limits of the City of London that will provide an effective transition between the predominately rural areas to the north and urban areas to the south;

• to provide street-oriented development that will visually support the intersection and streetscapes of Richmond Street and Sunningdale Road West;

• to create a safe, healthy and attractive pedestrian environment that will support the use of active modes of transportation (including walking, cycling and future public transit) with the aim of reducing private vehicular trips;

• to promote a visual character that is compatible and complementary to the existing and planned residential and commercial areas surrounding the subject lands; and

• to contribute to the creation of a desirable and effective community commercial node along with the planned commercial area immediately to the north of the subject lands to meet the needs of the community.

1.5 DESIGN RESPONSE TO CITY DOCUMENTS

1.5.1 City of London Official Plan

The City of London Official Plan includes urban design principles that are to be applied to new developments. Section 11.1.1 specifically lists the design principles that are to be promoted in the preparation of development proposals. The conceptual design for the commercial component of the proposed plan of subdivision addresses the following urban design principles:



- The subject lands have been used for agricultural crop production and, as such, there are only two (2) small patches of vegetation that are located along the perimeter of the subject lands that include existing trees. One (1) patch is located adjacent to the stormwater ditch on Sunningdale Road West; the other patch is located immediately north of the 12-storey apartment building that abuts the subject lands. As part of the plan of subdivision, streetscape improvement will introduce deciduous street-trees along the existing bounding arterial streets and along the proposed collector and local streets within the plan of subdivision to contribute to the treed patches in the area (OP Policy 11.1.1 ii) Trees).

- As is appropriate at a gateway location to the City and consistent with the existing residential development in the area, the conceptual design of the commercial blocks will contribute to the high-quality built form and landscaping at the northerly gateway to the City. The design of the commercial buildings will include contemporary architectural treatments and materials that are indicative of the commercial use of the buildings and provide for an attractive and distinct visual identity. Common elements in the design of the commercial buildings will unify and provide consistency and continuity among the commercial buildings and the two (2) proposed commercial blocks (Figure 7) (OP Policy 11.1.1 iv) High Design Standards; & OP Policy 11.1.1 v) Architectural Continuity).

Figure 7 – Proposed Commercial Buildings Retail ‘D’ and ‘E’

- The commercial buildings are proposed to be positioned along the perimeter of the commercial blocks with minimal setbacks to the streets and along the perimeter of the principal drive aisle of the larger commercial block that will act as an extension of Street ‘A’. The positioning of the proposed commercial buildings will provide a strong



and consistent built edge that contributes to the spatial enclosure and delineation of the street-line. The positioning of the proposed commercial buildings allows for most of the associated surface parking areas to be located internal to the commercial blocks behind the proposed commercial buildings and screened from view which will contribute to an attractive streetscape presence. No parking is proposed between the commercial buildings and the abutting streets. Landscaping between the commercial buildings and the streets, consisting of areas of sod, perennial plantings and row(s) of deciduous trees, will enhance the streetscape presence (OP Policy 11.1.1 vii) Streetscape).

- Incorporated in the conceptual design of the commercial blocks are two (2) notable pedestrian-oriented features within proposed pedestrian traffic areas. On the north side of Callingham Drive an eight (8.0) meter wide enhanced landscape buffer will soften the transition to the commercial buildings and associated surface parking areas and will provide for an attractive and comfortable pedestrian environment along the street to encourage pedestrian circulation between the residential neighbourhoods located to the east and to the west of the subject lands (Figure 8). A portion of the principal drive aisle through the larger commercial block will be raised to slow vehicular traffic and bring attention to the crossing of a key pedestrian circulation path through the site. The raised pavement area is proposed to be a shared space for pedestrians, cyclists and vehicles (Figure 9). Other pedestrian-oriented features include, permanent canopies proposed overhead of customer entrances to protect pedestrians from exposure to inclement weather; glazing incorporated into building facades that face the intersection of Richmond Street and Sunningdale Road West to animate and engage the intersection and contribute positively to the pedestrian experience; and active spill-out areas (i.e. patios and seating areas) associated with proposed commercial uses proposed between Retail ‘E’ and ‘F’ and ‘H’ and ‘I’ will provide opportunities for direct engagement with proposed pedestrian traffic areas (Figure 10) (OP Policy 11.1.1 viii) Pedestrian Traffic Areas).



Figure 8 – Enhanced Landscape Buffer

Figure 9 – Raised Section of Pavement



Figure 10 – Spill-out Areas associated with Commercial Uses

- The shadow impacts from the proposed commercial buildings on adjacent streets and properties will have minimal impact. Given the low-rise and moderate massing of the proposed commercial buildings the shadows cast will be minimal and quick moving. The smaller commercial block in turn can tolerate the shadow impact created by the 12-storey apartment building that immediately abuts it (OP Policy 11.1.1 ix) Access to Sunlight).

- The commercial buildings proposed adjacent to the intersections of Richmond Street and Sunningdale Road West and Richmond Street and Callingham Drive will have two, (2)-storey components to create a focal feature and frame the intersections. (OP Policy 11.1.1 xi) Building Positioning).

- Surface parking areas are predominately located interior to the commercial blocks, and the centralized location facilitates the shared use of the surface parking areas by multiple commercial buildings. The location of accesses to surface parking areas and internal drive aisles will be organized and aligned to provide for efficient and safe movement throughout the site. Dedicated truck only driveways proposed to the rear of Retail ‘A’, ‘A1’ and ‘A2’ will separate the truck traffic associated with the larger commercial units from general vehicular traffic to mitigate potential conflicts and



safety issues. Dedicated loading spaces are proposed to be located to the rear or the side of commercial buildings and will be screened from view from abutting streets and properties either by the commercial buildings or landscaping. The smaller commercial units are expected to load through the customer entrances without the need for dedicated loading spaces. Dedicated loading areas are proposed to the rear of Retail ‘A’, ‘A1’ and ‘A2’, and the side of Retail ‘B’, ‘J’ and ‘Q’ (OP Policy 11.1.1 xiii) Parking and Loading).

- To minimize loss the of privacy for adjacent apartment building, commercial buildings Retail ‘P’ and ‘Q’ in Block 46 have been positioned along the shared property line to obstruct views from the commercial block into residential spaces. To provide additional space for a landscape buffer between the existing apartment building and the commercial buildings, the commercial buildings are proposed to vary in depth, with the shallower Retail ‘P’ and space for landscaping proposed nearest to the apartment building (OP Policy 11.1.1 xiv) Privacy).

- Waste and recycling facilities will be provided external to the proposed commercial buildings at strategic locations on both commercial blocks. Waste and recycling facilities are proposed to be located to the rear of larger commercial units where bins can be screened from view by the commercial building and landscaping. To ensure convenient access to waste and recycling facilities for all units, Molok containers are proposed in more exposed locations at the sides of buildings and within parking islands (OP Policy 11.1.1 xix) Waste Management).

- The intersection of Richmond Street and Sunningdale Road West is a gateway location for the City. As noted above, the conceptual design of the commercial blocks will contribute to the high-quality built form and landscaping that is appropriate at the northerly gateway to the City. The proposed placement of Retail ‘D’ and ‘E’ having two (2)-storey components on either side of a landscaped parkette feature providing both a respite space as well as a pedestrian connection to the intersection, and will provide an attractive gateway to the community commercial node (Figure 11) (OP Policy 11.1.1 xxi) Gateways).



Figure 11 - Two (2)-Storey Component Richmond Street and Sunningdale Road West

1.5.2 City of London Commercial Urban Design Guidelines

The Commercial Urban Design Guidelines (‘UDG’) document (November 1999) is to be read in conjunction with the Official Plan and provides supplementary direction aimed at improving the appearance of large-scale retail development throughout the City. In accordance with the best practices in Building Design and Parking and Pedestrian Orientation contained within the City’s UDG, the conceptual design for the proposed commercial blocks will demonstrate the following:

- Where there is the potential for a long and expansive building façade(s) the proposed multi-tenant buildings and large-format, single-tenant buildings will be divided into a system of smaller bays through the use of projections and recesses in the plane of the facades and variable parapet heights (Figure 12) (UDG – Building Design A)).



Figure 12 – Variable Parapet Heights

- Given the visual prominence and importance the proposed commercial buildings will play in the Richmond Street and Sunningdale Road West streetscapes, the building facades that face these streets will have a similar level of articulation and high quality material treatment as the facades that face interior to the site and are proposed to contain the customer entrances. Glazing will be incorporated into the facades that face the intersection of Richmond Street and Sunningdale Road West to animate and engage the intersection (UDG – Building Design B) & C)).

- As noted above, dedicated loading spaces and waste and recycling facilities will be located where they can be effectively screened from view from adjacent streets and properties by the commercial buildings or landscaping. To ensure convenient access to waste and recycling facilities for all units, Molok containers will be utilized in more exposed locations (UDG – Building Design D) and Parking and Pedestrian Orientation G)).

- The commercial buildings will include contemporary architectural treatments and materials that are indicative of the intended commercial use of the buildings and which provide for an attractive and distinct visual identify. The commercial buildings will have flat roofs and parapets that conceal the roof-top equipment, which are common contemporary architectural treatments for commercial buildings (UDG – Building Design F)).



- Variable parapet heights will be used to distinguish individual units within large multi-tenant buildings as noted above and will contribute to visual prominence of key building features such as the location of customer entrances. Customer entrances are also proposed to be combined with other pedestrian-oriented features such as permanent canopies and signage (Figure 12) (UDG – Building Design G & H)).

- The required surface parking areas proposed interior to the commercial blocks will be divided by parking islands into small sub-areas that can be more easily navigated by pedestrian and vehicles. The parking islands will be landscaped to include deciduous shade trees where feasible and may also include pedestrian walkways to provide safe refuge for pedestrian across the surface parking areas (UDG – Parking and Pedestrian Orientation B)).

- The commercial buildings are proposed to be positioned along the perimeter of the commercial blocks with minimal setbacks to the abutting streets and with no parking proposed between the commercial buildings and the abutting streets (UDG – Parking and Pedestrian Orientation C)).

- Surface parking areas will be predominately located internal to the commercial block and the centralized location of the surface parking areas will to allow for their shared use by multiple commercial buildings (UDG – Parking and Pedestrian Orientation D)).

- The conceptual design for the commercial blocks proposes to utilize an area of raised pavement as well as painted pedestrian crossing to distinguish pedestrian priority areas from common driving surfaces (UDG – Parking and Pedestrian Orientation E)).

- A system of pedestrian walkways and painted pedestrian crossings will facilitate pedestrian circulation through the commercial blocks linking the commercial buildings and connecting with the proposed public sidewalks at strategic locations. Pedestrian walkways will be continuous along commercial building facades that contain customer entrances and along commercial building facades that abut surface parking areas. Pedestrian-oriented features such as permanent canopies and signage will be incorporated into the commercial building facades that are proposed to contain the customer entrances (Figure 13) (UDG – Parking and Pedestrian Orientation F)).



Figure 13 – Pedestrian Walkways

- As noted above, a layered approach to landscaping that consists of areas of sod, perennial plant beds and deciduous shade trees, will be used to soften the transition between commercial buildings and abutting street; screen surface parking areas where the commercial buildings are not continuous along the perimeter of the commercial blocks; and visually break up large surface parking areas. Parking islands will be appropriately sized to accommodate deciduous shade trees where possible to reduce the ‘heat island effect’ associated with large areas of pavement. For screening purposed variation in the height of plant material will be provided (UDG – Parking and Pedestrian Orientation H)).

1.6 SPATIAL ANALYSIS

The subject lands have active-frontage along the south side of Sunningdale Road West and west side of Richmond Street. At present, there are no public sidewalks along the Richmond Street and Sunningdale Road West abutting the subject lands. The public sidewalk on the west side of Richmond Street terminates at the southerly limit of the subject lands. There is an existing 12-storey apartment building located immediately south of the subject lands on the west side of Richmond Street that does not comprise part of the subject lands. To the south of the subject lands is a large residential estate; and to the west is the final phase(s) of the Sunningdale neighbouhood, with the rear yards of single-family detached lots planned to abut the subject lands. The adjacent low density residential uses create a zone of sensitivity. There is a 15-storey apartment building located west of the subject lands on the south side of Sunningdale Road West. Pelkey Road and Callingham Drive are secondary collector roads that currently terminate at the southwesterly and westerly limit of the subject lands, respectively, and



are proposed to be extended through the subject lands as part of the proposed plan of subdivision (Figure 14).

Figure 14 – Site Spatial Context

The 400 meters spatial context surrounding the subject lands predominantly consists of single-family, detached dwellings with the exception of the two (2) above noted apartment buildings and the vacant commercial blocks located at the northwest corner of the intersection of Richmond Street and Sunningdale Road West. These commercial blocks comprise part of the Upper Richmond neighbourhood and are intended for a mix of commercial, retail, office and potentially residential uses. The commercial blocks proposed as part of the plan of subdivision for the subject lands will complement the commercial blocks on the opposite side of Sunningdale Road West. Together the commercial blocks on both side of Sunningdale Road West will create a community commercial node that will serve the immediate neighbourhoods as well as the broader community in the northerly part of the City.

The Upper Richmond neighbourhood consists of the lands northwest of the intersection of Richmond Street and Sunningdale Road West, and the balance of the neighbourhood (not including the commercial blocks) will include street-townhouses along Sunningdale Road West, single-detached dwellings in a plan of condominium along Richmond Street and single-family detached lots in the interior of the neighbourhood. Northeast of the intersection of Richmond Street and Sunningdale Road West are vacant lands at the



corner, which are intended for a mid-rise apartment building, and single-detached dwellings and vacant lands used for agricultural purposes surrounding.

Southeast of the intersection of Richmond Street and Sunningdale Road West are large single-family detached lots abutting Richmond Street and Sunningdale Road West and within the Northcrest neighbourhood; infill single-family detached dwellings within plans of condominium; and a large residential estate with a single-family detached dwelling set well back from Richmond Street. Southwest of the intersection of Richmond Street and Sunningdale Road West are two (2) large residential estates with single-detached dwellings and accessory buildings; and single-family detached lots and St. Catherine of Siena Catholic School within the Sunningdale neighbourhood.

The 800 meter spatial context surrounding the subject lands includes to the north additional vacant lands used for agricultural purposes and the Urban Growth Boundary and the northerly limits of the City; to the east are additional single-detached lots within the Uplands neighbourhood; to the south are cluster townhouses, mid-rise and high-rise apartment buildings (some purpose built for seniors) proximate to northerly limit of the Regional Commercial Node at Richmond Street and Fanshawe Park West; and to the west is the Sunningdale Golf and Country Club (on both the north and south side of Sunningdale Road West) as well as the Medway Valley Heritage Forest ESA associated with the Medway Creek (Figure 15).

Figure 15 – Spatial Analysis (400m and 800m)



2.0 DESIGN PRINCIPLES AND DESIGN RESPONSES

2.1 CONCEPT DESIGN

Plan of Subdivision The proposed plan of subdivision for the subject lands consists of two (2) commercial

blocks, one (1) medium density residential block, forty-one (41) single-family detached

lots and two (2) remnant low-density residential blocks resulting from the existing draft

plans to the south and west. Callingham Drive which presently terminates at the westerly

limit of the subject lands is proposed to be extended through the subject lands to

Richmond Street as part of the proposed plan of subdivision, and Pelley Road that

presently terminates at the southwesterly limit of the subject lands is proposed to be

extended through the subject lands to the proposed extension of Callingham Drive.

Three (3) additional streets, Streets ‘A’, ‘B’ and ‘C’, are proposed as part of the plan of

subdivision.

The larger of the two (2) commercial blocks (Block 45) is proposed to be located north of

the proposed extension of Callingham Drive and will have an area of approximately 4.70

hectares (11.61 acres). The smaller of the commercial blocks (Block 46) is proposed to

be located south of the proposed extension of Callingham Drive, north of the existing 12-

storey apartment building that is located adjacent to the subject lands, and east of

proposed Street ‘A’. The smaller commercial block will have an area of approximately

0.82 hectare (2.02 acres).

The conceptual design for the commercial blocks shows a number of retail buildings on

the larger commercial block totaling approximately 14,158 sq. m (152,400 sq.ft) of

commercial space and two (2) buildings on the smaller commercial block totaling

approximately 2,620 sq. m (28,200 sq.ft) of commercial space. A total retail area of

approximately 16,778 sq. m. will be provided. The conceptual design of the commercial

blocks will be described in greater detail below.

The medium density block is proposed to be centrally located within the proposed plan

of subdivision and will comprise of an area approximately 1.72 hectares (4.25 acres) in

size. The conceptual design for the medium density block proposes to construct a series

of cluster townhouses that will be three (3) storeys in height along the perimeter of the

medium design block, and interior to the block along the perimeter of a common green



space. The townhouses proposed along the east side of Pelkey Road will have

individual and direct driveway access to Pelkey Road, while the balance of the

townhouses will be accessed by private roads internal to the block with common

driveways proposed along Pelkey Road and along Street ‘A’. The proposed medium

density block and cluster townhouse will provide a transition between the proposed

commercial blocks and the proposed single-family, detached lots and future low density

residential blocks to be located to the southwest.

Forty-one (41) single-family detached lots are proposed as part of the plan of subdivision

comprising an area of approximately 2.65 hectares (6.55 acres) and will be similar in

size to the single-family detached lots that abut the subject lands to the west. In the

southwest corner of the subject lands are two (2) future, low density residential blocks

comprising a total area of approximately 0.13 hectare (0.32 acre). These blocks are

intended to be combined with lands owned by others to the west and south to maintain

the regular lotting pattern of single-family detached lots along Pelkey Road in the future.

An enhanced 8.0 metre wide landscape buffer is proposed on the north side Callingham

Drive to provide for an attractive and comfortable pedestrian environment to encourage

pedestrian circulation between the residential neighbourhoods located to the east and to

the west of the subject lands.

Commercial Component The commercial buildings are proposed to be positioned along the perimeter of the

commercial blocks with minimal setbacks to the abutting streets and along the perimeter

of the principal drive aisle of the larger commercial block that will act as an extension of

Street ‘A’. The positioning of the commercial buildings will provide a consistent built edge

that will contribute to the spatial enclosure and delineation of the streetline. The

commercial building will have low-rise, one- (1) and two- (2) storey moderate massing

that is consistent, and compatible, with the predominately low-rise existing and proposed

development in the vicinity of the subject lands. Commercial buildings having two- (2)

storey components are proposed immediately adjacent to the intersections of Richmond

Street and Sunningdale Road West and Richmond Street and Callingham Drive to

create a focal feature and to frame the intersections.



The proposed commercial units will range in size from approximately 358 sq. m (3,850

sq. ft.) to 3,205 sq. m (34,500 sq. ft.) and are a mix of single and multi-tenant buildings.

Long, expansive facades often associated with multi-tenant buildings and large-format

single-tenant buildings will be divided into a system of smaller bays through the use of

projections and recesses in the plane of the facades and variable parapet heights. The

commercial buildings will include contemporary architectural treatments and materials

that are indicative of the commercial use of the buildings and which will provide for an

attractive and distinct visual identity.

The customer entrances are proposed to face the surface parking areas internal to the

commercial blocks and pedestrian-orientated features such as permanent canopies and

signage will be incorporated into the building facades that contain the customer

entrances. To mitigate the negative visual impact of blank walls along the bounding

streets, visually prominent building facades will be articulated and have high quality

material treatments similar to the building facades that contain the customer entrances.

Glazing consisting of either transparent vision glass or opaque spandrel glass is

proposed to be incorporated into the building facades that face the prominent

intersection of Richmond Street and Sunningdale Road West to animate and contribute

positively to the appearance of the intersection.

Surface parking areas are predominately located interior to the commercial block and

screened from view along the bounding streets by the proposed commercial buildings.

However, where the proposed commercial buildings are not continuous along the

bounding streets, a layered approach to landscaping will screen the surface parking

areas from view. Surface parking areas will be centrally located to allow for shared use

by multiple commercial buildings. The larger commercial block will provide 550 parking

spaces, while the smaller commercial block will provide 87 parking spaces, totalling 637

parking spaces on both commercial blocks. The location of accesses to surface parking

areas and internal drive aisles will be organized and aligned to provide for efficient and

safe movement through the surface parking areas. Dedicated loading spaces are

proposed to be located to the rear or the side of commercial buildings and will be

screened from view from adjacent streets and properties by the commercial buildings or

landscaping. The smaller commercial units are expected to load through the customer



entrances without the need for dedicated loading spaces. Dedicated loading areas are

proposed to the rear of Retail ‘A’, ‘A1’ and ‘A2’, and the side of Retail ‘B’, ‘J’ and ‘Q’.

A series of pedestrian walkways and painted pedestrian crossings will facilitate

pedestrian circulation through the commercial blocks, linking commercial buildings and

connecting with the public sidewalks at strategic locations. As part of the proposed plan

of subdivision, public sidewalks will be constructed along the perimeter of the subject

lands on the west side of Richmond Street and the south side of Sunningdale Road

West where public sidewalks do not currently exist. Proposed locations for pedestrian

walkway connections to the public sidewalks include, but are not limited to, the

intersection of Richmond Street and Sunningdale Road West, between Retail ‘D’ and

Retail ‘E’, which is a visually prominent location; as well as mid-block along the

Richmond Street frontage, between Retail ‘E’ and ‘F’ and along the Callingham Drive

frontage, between Retail ‘H’ and ‘I’ where complementary locations for spill-out areas (ie.

patios or seating areas) are proposed. A portion of the principal drive aisle through the

larger commercial block will be raised to slow vehicular traffic and bring attention to the

crossing of a key pedestrian circulation path through the site. The raised pavement area

is proposed to be a shared space for pedestrians, cyclists and vehicles.

The larger commercial block is proposed to be accessed by multiple driveways, six (6) in total, and the smaller commercial block is proposed to be accessed by a single driveway. On the northerly side of Callingham Drive will be two (2) all-turns driveways and one (1) truck only driveway that will provide access to the larger commercial block. The easterly-most all-turns driveway is proposed to be located opposite Street ‘A’ and will function as a direct extension of that street. The other all-turns driveway is proposed to be located in line with Pelkey Road. The truck only driveway is proposed to be located adjacent to the westerly limit of the subject lands. On the south side of Sunningdale Road will be two (2) right-in/right-out driveways and one (1) right-out only driveway. The two (2) right-in/right-out driveways will be aligned with the proposed all-turns driveways on Callingham Drive to create two (2) drive aisles through the larger commercial block. The proposed right-out only driveway will be aligned with the proposed truck only driveway on Callingham Drive to separate truck traffic associated with the larger commercial units from general vehicular traffic to mitigate potential conflicts. On the east side of Street ‘A’ a proposed all-turns driveway will provide access to the smaller



commercial block. A mix of truck and general vehicular traffic will make use of the all-turns driveway to the smaller commercial block.

2.2 THE PUBLIC REALM

The conceptual design for the commercial blocks establishes an appropriate transition between the public and private realms. This is accomplished through the placement of commercial buildings along the perimeter of the commercial blocks to delineate the street-line and the use of landscaping to soften the transition between the commercial buildings and the street. The public realm will be animated and engaged by glazing incorporated into the building facades that face the intersection of Richmond Street and Sunningdale Road West, pedestrian walkway connections to the public sidewalk, and opportunities for active spill-out areas (i.e. patios and/or seating areas) associated with commercial uses.

Streetscape improvements within the public realm associated with the proposed plan of subdivision include the construction of curbs and public sidewalks on the west side of Richmond Street and the south side of Sunningdale Road West. The current conditions along these arterial roads include open ditches, a gravel shoulder and no public sidewalks. Pelkey Road and Callingham Drive are secondary collector roads that are also proposed to be extended through the subject lands as part of the proposed plan of subdivision. As noted above, an enhanced landscape buffer proposed on the north side Callingham Drive will provide for an attractive and comfortable pedestrian environment to encourage pedestrian circulation between the residential neighbourhoods located to the east and to the west of the subject lands.

2.3 SUSTAINABILITY TECHNIQUES

The proposed plan of subdivision will make efficient use of land and public investment in existing infrastructure (i.e. roads, water-mains, sanitary and stormwater sewers and utilities) and services (i.e. public transportation). The proposed plan of subdivision is supportive of active modes of transportation and will specifically improve the pedestrian connectivity between residential neighbourhoods to the east and to the west of the subject lands by way of the enhanced landscaped buffer proposed along the north side of Callingham Drive. The proposed commercial building will make use of “best practice” techniques for current construction practices to ensure the resulting building is energy efficient.



2.4 APPENDIX OF IMAGES

Figure 16 – Proposed Plan of Subdivision



Figure 17 – Conceptual Commercial Site Plan

Figure 18 – Massing Model



Figure 19 – Concept Perspectives



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